T2 flat in Rua dos Moínhos, Nn, Centro de Carvoeiro, Lagoa e Carvoeiro
T2 flat in Rua dos Moínhos, Nn, Centro de Carvoeiro, Lagoa e Carvoeiro — image 2T2 flat in Rua dos Moínhos, Nn, Centro de Carvoeiro, Lagoa e Carvoeiro — image 3T2 flat in Rua dos Moínhos, Nn, Centro de Carvoeiro, Lagoa e Carvoeiro — image 4T2 flat in Rua dos Moínhos, Nn, Centro de Carvoeiro, Lagoa e Carvoeiro — image 5
Grade Bapartmentmid-range

T2 flat in Rua dos Moínhos, Nn, Centro de Carvoeiro, Lagoa e Carvoeiro

Lagoa/Carvoeiro · Central Algarve ·

€585,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

34%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €19,714/yr
Average Daily Rate: €159
Payback Period: 37.1 years
5-yr Capital Value: €768,681
10-yr Capital Value: €935,218
Brixfox Score: 56.8 / 100
Comparable Properties: 59
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€659,185

+12.7% over asking

Asking price€585,000
IMT — Property transfer tax (investment schedule)€34,630
IS — Stamp duty (0.8%)€4,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,775
Total acquisition costs€49,335
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€659,185

Gross yield (asking price)

3.4%

True gross yield (all-in)

3.0%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 2
Bathrooms: 2
Building: 123 m²
Style: contemporary
Condition: new-build

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated kitchen bar seatingwine fridgeminimalist lighting fixturesbuilt-in shelving/desk unit

Score Breakdown

ROI
10.84
Visual Appeal
10
Ownership Security
13
Location
10.56
Land & Space
6
Rental Demand
3.4
Payback Speed
0
STR Suitability
3

Description

Prime Life is a high-quality residential development located in Carvoeiro, Algarve, distinguished by its contemporary architecture and harmonious integration with the natural surroundings. Comprising 5 blocks and a limited number of 30 T2 and T3 apartments, this project was designed to provide comfort, functionality, a

Location

📍 37.0940°N, 8.4720°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Lagoa/Carvoeiro / Central Algarve

T2 flat in Rua dos Moínhos, Nn, Centro de Carvoeiro, Lagoa e Carvoeiro

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
123 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.2% net return annually.

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The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$162K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.2%
$1,142/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
46.4 yr
Rental only

Property details

Condition: new-build

Description

Prime Life is a high-quality residential development located in Carvoeiro, Algarve, distinguished by its contemporary architecture and harmonious integration with the natural surroundings. Comprising 5 blocks and a limited number of 30 T2 and T3 apartments, this project was designed to provide comfort, functionality, a

Income Breakdown

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Nightly Rate (ADR)
$230/night
50% ($106)Brixfox estimate($230/night)200% ($423)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$13,709
Airbnb data$230/night · 34% occupancy
Rental income
$230/night · 34% occ.
$28,504
Running costs (20%)
Utilities, cleaning, maintenance
-$5,701
Income tax (10%)
Indonesian rental income tax
-$7,981
Property tax
Annual property tax
-$1,113
Net income
2.2% ROI
$13,709

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$635,870
IMT (transfer tax, investment schedule)$37,641
Imposto de Selo (stamp duty)$5,087
Notary & registration$1,359
Legal / due diligence$9,538
Total acquisition costs$53,625
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$716,505

Gross yield (asking)

4.5%

True gross yield (all-in)

4.0%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagoa/Carvoeiro.

$2.9M$2.2M$1.4M$718K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $585K
Capital appreciation
Property value growing at +4%/yr based on Lagoa/Carvoeiro market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 30: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$712K
+22%
Rental Income
+$67K
Total Position
$779K
+33%
5.9%/yr
Year 10
Capital Value
$866K
+48%
Rental Income
+$145K
Total Position
$1.0M
+73%
5.6%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$339K
Total Position
$1.6M
+177%
5.2%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$600K
Total Position
$2.5M
+327%
5.0%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.2% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$211 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $211 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.2% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.6%
$1,374/mo
40% occ.
3.5%
$1,863/mo
34% occ.
3.0%
$1,570/mo
current
44% occ.
3.9%
$2,059/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.